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Synod
of the Pacific
Guide for Churches
For:
Line of Credit Loans
Mortgage Loans
James M. Muzzy Loans
No Interest Insurance Loans
Synod of the Pacific
Table of Contents
I. INTRODUCTION ...................................................................................................................... 3
II. AVAILABILITY AND ALLOCATION OF FUNDS ................................................................ 4
III. APPLICATION FORMS .......................................................................................................... 4
IV. APPLICATION AND APPROVAL PROCESS ...................................................................... 5
V. LOAN UNDERWRITING CRITERIA ..................................................................................... 6
VI. RATES AND TERMS .............................................................................................................. 7
VII. PROVISIONS FOR LOC & MORT LOANS ......................................................................... 9
VIII. PROVISIONS FOR JMM LOANS ...................................................................................... 10
IX. PROVISIONS FOR INSURANCE LOANS .......................................................................... 11
X. SPECIAL PROVISIONS FOR SITE OR BUILDING PURCHASE....................................... 11
XI. SPECIAL PROVISIONS FOR CONSTRUCTION OR RENOVATION .............................. 12
XII. FINANCIAL SECURITY ..................................................................................................... 13
XIII. LOAN DELINQUENCY ..................................................................................................... 13
IXV. STEPS OF A CAPITAL PROJECT .................................................................................... 14
XV. CONTACT INFORMATION ............................................................................................... 15
Page 2, Effective October, 2003
I. INTRODUCTION
This Guide for Churches is a summary of the Synod’s loan policies and procedures.
Complete, unabridged guidelines are available upon request from the Synod of the Pacific
Loan Coordinator. Nothing in this pamphlet supercedes or amends the complete loan
guidelines as approved by the Synod of the Pacific.
The Synod of the Pacific, within the scope of its Loan Service, offers four different
Loans:
Line of Credit Loans (LOC)
Mortgage Loans (MORT)
James M. Muzzy Revolving Loans (JMM)
No Interest Insurance Loans (IN)
The primary purpose of the Line of Credit Loans and Mortgage Loans is to provide
capital funding for member congregations. Such purposes include:
Purchase of property and/or church buildings
Church construction and renovation
Capital debt refinancing or consolidation
Permanent mortgage financing
Aid to congregations in providing housing for their pastoral staffs (Note: some
restrictions apply - please contact your local Presbytery for limitations)
The primary purpose of the James M. Muzzy Revolving Loan Fund is to provide
capital funding for congregations with special financial needs. Small congregations, new
church developments, racial/ethnic congregations, and churches with catastrophic
uninsured losses are the primary beneficiaries of the fund. The Synod has a very limited
supply of JMM funds available. Careful stewardship of these funds is required in order to
meet the needs of these congregations both now and in the future.
The primary purpose of the No Interest Insurance Loans is to provide risk mitigation
improvements to church facilities within the Synod of the Pacific, as approved by
Heffernan Group.
The secondary purpose of all Loan Services is to facilitate Presbyterian programs by
recycling net revenues back to member Presbyteries as Mission Partnership Funds. These
revenues are a major source of funding for mission programs, and allow the Synod of the
Pacific to be a net resource contributor, rather than a net resource user.
Page 3, Effective October, 2003
II. AVAILABILITY AND ALLOCATION OF FUNDS
If the Synod experiences an excess of demand over resources, priority will be given to the
following loan types:
Construction loans and other forms of short-term financing over long-term
mortgage loans.
Small loans over large loans.
Loans to churches with exemplary mission giving histories. (See Section V)
Loans to churches with a history of Custodial Fund deposits. Churches are
especially encouraged to deposit all building fund revenues as they are received.
III. APPLICATION FORMS
Application forms are available on our website (www.synodpacific.com), by request from
the Synod office, or from your Presbytery.
The following forms are currently in use:
FORM PURPOSE
A New Line of Credit and Mortgage Loan requests from Churches
R Renewal of existing Line of Credit for additional 2 years or
Renewal of existing Mortgage for additional 5 years or
Conversion of Line of Credit to Mortgage
I No Interest Insurance Loan requests
M James M. Muzzy Loan requests
Application forms ask for supplemental documentation, which must be submitted with
the application. Such supplemental documentation includes, but is not limited to:
Current and Prior Year annual budget.
Prior Year Balance Sheet and Revenue/Expense Statement.
Current Year interim Balance Sheet and Revenue/Expense Statement.
Preliminary drawings, bids and estimates (only as applicable)
Additional support for applicants not meeting standard underwriting criteria (such
as Affordability Worksheet I for New Church Developments, or Affordability
Worksheet II for established organizations, both available by e-mail)
Page 4, Effective October, 2003
IV. APPLICATION AND APPROVAL PROCESS
Initial informal consultation with the Presbytery and Synod as to affordability of the
project and the availability of funds is recommended.
After completion of an application, approval by congregational vote is required for any
loan that will require executing a deed of trust on church property, and should be obtained
in accordance with the Book of Order. Approval by Session vote is required for all other
loans. The Clerk of Session executes the original application, attesting that proper
approval has been obtained.
All original applications must be sent directly to the Presbytery1. The Presbytery must
approve the application and co-sign the loan (Guaranty of Debt Repayment). The
application must be signed by the Associate Synod Executive / Executive Presbyter or
Stated Clerk of the Presbytery. A Financial Plan for funding the project and repayment of
all debt will be carefully developed by the Session together with the Presbytery. The
Presbytery must approve this financial plan. Presbytery oversees the project being
financed, monitors the financial health of the congregation, and insures that all loan
terms, conditions and covenants are being met.
Ordinarily the Synod will not approve a loan application until after Presbytery approval.
However, sometimes it may be necessary, because of meeting schedules and deadlines,
for the Synod to approve the loan first. The Synod=s approval is then contingent upon
Presbytery approval.
The Synod=s approval process varies with the type and size of the loan requested:
Line of Credit and Mortgage loans of up to $99,000 may be approved at any time
by the Loan Coordinator and two Commissioners of the Mission Finance
Committee. To be eligible for this fast approval, the applicant must meet all
standard underwriting criteria, and must not be seeking waivers to any standard
loan covenants.
Line of Credit and Mortgage loans over $99,000, as well as all James M. Muzzy
loans must be approved by the Synod upon recommendation of the Mission
Finance Committee. Loan approvals can be obtained in February, May, August,
and October. Applications must be received in the Synod office by the 10th of the
month prior to their scheduled meeting date (e.g. Applications for February=s
meeting are due January 10th).
Loans over approximately $4.3 million are generally not considered, and would
require special approval procedures.
Insurance Loans must be approved by the Synod Executive and Heffernan Group.
Any waiver request related to financial considerations or construction requirements must
be submitted in writing as part of the loan application and must also be approved by
Presbytery and Synod. Any church with an outstanding Capital Advance must provide a
repayment schedule on that Capital Advance as part of their loan application.
1
A copy of the application and all other documents should be sent to the Synod office at this time, to facilitate a
smooth approval process.
Page 5, Effective October, 2003
V. LOAN UNDERWRITING CRITERIA
Mission Giving Considerations
The Presbyterian Church relies on the connections betweens congregations, Presbyteries,
Synods, and the General Assembly to nurture and support each other’s mission, and to
make possible much work that would be beyond the resources of any one body. Synod of
the Pacific supports the connectional church by providing loans and other financial
services at favorable rates and terms, and by being a net funding resource to our churches
and Presbyteries. At the same time, the Synod relies on the connectional church for
operating funds in the form of mission giving and per capita contributions from churches.
Because of the importance of this connectional cycle, priority in the loan approval
process will be given to those churches with good mission histories. Also, churches with
good mission histories may be eligible for discounts of up to 0.75% on interest rates. For
more details on these discounts, please refer to “Rates and Terms.”
Churches are encouraged to give 10% of their Current Operating Budget2 to Presbyterian
General Mission. Churches giving less than 2.0% of their current operating budget to
Presbyterian General Mission will normally be ineligible for a loan. In these cases, staff
cannot accept a loan application without an exception being granted by vote of the
Mission Finance Committee. If such an exception is granted, the loan application would
then be accepted and considered at the Committee’s next regular meeting.
For the purposes of loan applications, all giving that is directed through the Presbytery or
Synod, toward causes that are in the mission budgets of the General Assembly, are
considered. In addition to GA and Synod Unified Giving, this includes all Per Capita
contributions, within-budget projects, and Special Offerings such as “Peacemaking” and
“One Great Hour of Sharing,” but doesn’t include funds directed to “Extra Commitment”
projects, which are worthy causes, but fall outside the scope of the current budget.
Line of Credit and Mortgage Loans
Although individual loans may vary depending on church size and other considerations,
these are the general parameters for an acceptable loan:
Any church’s total debt may not be more than three times its Operating Budget.
Church=s total debt load may not exceed $3,000.00 per communicant member.
Total debt payments after financial campaigns completion must not exceed 18%
of the Operating Budget.
Insurance Loans
Credit standards are a less important part of Insurance Loan underwriting, but it is still
necessary for the church to demonstrate an ability to repay the loan as agreed.
James M. Muzzy Loans
Although JMM Loans are designed specifically for churches which have special financial
needs, a financial plan for funding the project and repaying all debt on a timely basis will
be carefully developed by the session and the Presbytery. Credit standards are a less
2
Current Operating Budget includes all church revenue except revenue related to building campaigns, and
affiliated activities such as management of a day care center or rental property.
Page 6, Effective October, 2003
important part of Muzzy Loan underwriting, but it is necessary for the church to
demonstrate an ability to repay the loan as agreed.
VI. RATES AND TERMS
Line of Credit Loans
The interest rate is 1.25% above the floating prime rate of Synod=s bank. A discount off
this rate of up to 0.75% is available based on mission giving history. Monthly payment of
interest only is required.
A church may draw on its loan, up to the authorized limit, via an authorized signor3, at
any time. No draws will be permitted if the loan is beyond term, or payments are behind.
The maximum term for a Line of Credit loan is two years. The term period begins with
the first loan draw. At the end of the term a Line of Credit loan must:
Be paid off
Be renewed for ONE additional two year period with Synod
Be converted to a Synod Mortgage loan
Be refinanced though a bank or other lending agency
Mortgage Loans
The interest rate is 1.0% above the floating prime rate of Synod=s bank. . A discount off
this rate of up to 0.75% is available based on mission giving history. Amortized
payments (interest and principal) are required.
The maximum term for a Mortgage loan is five years. The maximum amortization
schedule is 15 years. At the end of the five year term a Mortgage loan must:
Be paid off
Be renewed for another five year term with Synod. (In the 2nd term of a mortgage,
a 10 year amortization schedule is used. In the 3rd and final term of a mortgage, a
5 year amortization schedule is used. Therefore, at the end of the 3rd five year
term, the loan has been paid off.
Be refinanced through a bank or other lending agency
Interest rates float on Mortgage loans, but payments are designed to remain constant
throughout the five-year term. Changes in interest rates will affect how much of each
payment is applied to interest, and how much applied to principal. Thus, if interest rates
drop, the loan will be paid off more quickly than scheduled. If interest rates rise the loan
will be paid off less quickly than scheduled. In extreme cases, where interest rates rise
dramatically, payments will be increased to prevent negative amortization, which is never
allowed.
3
Authorized Signors for loan transactions are named by the Clerk of Session on church letterhead. The Synod will
abide by any additional draw restrictions imposed by the church. In the absence of other instructions, draw requests
can be made by phone, fax, mail, or e-mail.
Page 7, Effective October, 2003
James M. Muzzy Loans
Interest rates and terms on JMM loans are flexible. The Mission Finance Committee
periodically sets a benchmark rate for JMM loans. Presbyteries may request an interest
rate either higher or lower than the benchmark rate. A discount off this rate of up to
0.75% is available based on mission giving history.
If a JMM loan is approved at the benchmark rate, and the benchmark rate is reduced after
the approval, but before initial funding of the loan, the benchmark rate currently in effect
at the time of funding will be applied.
JMM loans usually have a fixed rate and are fully amortized. However, under special
circumstances a Presbytery may request an interest only period, or graduated payments.
All JMM loans must be repaid in full within 15 years. JMM Loans that are made for a
term longer than 5 years will be reviewed every 5 years. Payment, interest rate, mission
giving discount, and other terms will be reset according to the loan policy then in effect.
No Interest Insurance Loans
Insurance loans shall be repaid in no more than 36 equal monthly installments, at no
interest. In the event of delinquent payments, a late payment penalty of $25 per month
will be charged.
Mission Giving Discounts
Discounts of up to 0.75% off of the standard interest rates for Lines of Credit, Mortgages,
and James M Muzzy loans are available based on a borrower’s Mission Giving History:
10.0% or higher 0.75% discount
7.0% to 9.9% 0.50% discount
5.0% to 6.9% 0.25% discount
Discounts are based on the previous calendar year’s qualified Mission Giving, and are
calculated by staff as part of the loan approval process based on review of financial
statements, mission treasury statements, and other sources. The discount is set for the
term of the loan, or 5 years, whichever is shorter. Discounts are recalculated at all
renewals, conversions, and adjustment periods.
If, at the discretion of staff, the previous calendar year is deemed to not fairly represent
the applicant’s Mission Giving history, a different calculation period may be used. The
Mission Finance Committee reserves the right to review the Mission Giving status of a
borrower at times other than those noted above.
Loans approved before June 1, 2003 have an automatic discount of 0.50%, regardless of
Mission Giving history, and are only eligible for a different discount amount at their next
renewal or conversion. Applicants that are not normally mission givers, such as
Presbyteries, Conference Centers, etc. will receive an automatic discount of 0.50%.
Page 8, Effective October, 2003
VII. PROVISIONS FOR LOC & MORT LOANS
There is a 0.50% initiation (commitment) fee for all Line of Credit and Mortgage loans.
This fee will also be assessed on any renewal, conversion, or refinancing of existing debt.
The initiation fee is calculated as 0.50% of the authorized limit of each loan. The fee is
due and payable immediately at the time of loan approval. Unfunded loans will be
canceled if the fee is not paid within 60 days. For conversions or renewals the Synod
reserves the right to charge the fee against the existing loan balance if the fee is not paid
within 60 days. Initiation fees are nonrefundable.
Monthly interest will vary depending on the daily loan balance, the interest rate in effect,
and the number of days in the month.4
A monthly statement will be sent the first week of each month, covering all activity for
the preceding month. Payment is due and payable upon receipt. Payments must be
received at the designated payment address before the end of that current month in order
to avoid compounded interest charges. Any late payment is a serious concern and may
require Presbytery intervention
Additional principal may be paid at any time without penalty.
There is an interest rate penalty for all out of term loans. If a Line of Credit or Mortgage
loan goes beyond term without having been renewed or refinanced, the interest rate will
increase by 1% immediately, and by an additional 1% at each anniversary of the end-of-
term date.
If the loan is not drawn within one year of approval the loan authorization will be
canceled.
The Synod reserves the right to revise Line of Credit and Mortgage interest rates in the
event that it has a change in banking relationships, or an increase in its cost of borrowing.
Any Synod Line of Credit or Mortgage loan is made available only for the term of that
loan. There is no promise or guarantee that the Synod will be able to either extend or
refinance that loan beyond the original term. Extension or refinancing are not automatic
processes. There are many factors to consider, including the Synod=s availability of
funds, the church=s financial status, and the church=s past compliance with loan
covenants.
4
Monthly interest charge is calculated as follows: (Annual Interest Rate) 360 (number of days)
(Principal Balance). If the interest rate or principal balance changes during the month, calculate interest
separately on each combination, then add them together. For example, if the interest rate changes from 7.0%
to 6.5% on the 12th of June, and the principal balance changes from $100,000 to $90,000 on the 27 th of June,
the calculation of June’s interest is as follows: (.070 360 11 $100,000) + (.065 360 15 $100,000) +
(.065 360 4 $90,000) = 549.72.
Page 9, Effective October, 2003
VIII. PROVISIONS FOR JMM LOANS
Eligibility
Muzzy loans are available only to congregations that demonstrate extraordinary financial
need, and also fit one or more of the following special situations:
New church development
Small church (preferably less than 100 members and no more than 125)
Racial/Ethnic congregation
Church with earthquake, flood or similar uninsured damage.
Uses of Funds
Muzzy loans are only available for capital projects, including:
Site and/or Building purchase
Building construction or renovation
Assistance with pastor’s housing
Debt restructuring or consolidation
Other Considerations
The availability of other sources of funding must be considered before a JMM loan is
granted. The Church Loan Program of the PC (U.S.A.) offers a number of loans to
congregations. Also, there may be Presbytery loan funds available. A JMM loan may be
combined with GA, Synod or Presbytery loans in order to create a suitable financial
package.
No more than $125,000 in JMM loans may be granted to a congregation at any one time.
This limit also includes any unpaid Synod Capital Advances to the congregation.
Should the building or site be sold before being developed and utilized for the mission
program for which it was purchased, or if a portion of the site is sold off as excess
property, the Synod will share proportionately with the titleholder in any capital gain or
loss.
Pastoral Housing
JMM loans are available to a new church development in order to assist its pastor with
housing needs through purchase or renovation of a manse, offering a second mortgage
loan, or entering an equity sharing agreement. The terms of any arrangement with the
pastor must be approved by the Synod. Established congregations are expected to
provide housing for their pastors.
Page 10, Effective October, 2003
IX. PROVISIONS FOR INSURANCE LOANS
Uses of funds
The major ongoing insurance risk facing churches is loss from fire. However, there are
other losses that affect premiums. Examples of qualifying loans include:
Central Station Alarms
Automatic Sprinkler Systems
Locks and Safes
Re-piping to avert water damage
Other preventative measures as approved by Heffernan Group
No Interest Insurance Loans may not be used for roof repairs or earthquake refitting
projects and are not available to churches involved in new construction or major
renovation projects that require installation of sprinkler systems, re-piping and central
station alarms in accordance with code requirements.
Availability of Funds
A very limited amount of funds are available each year on a first come, first served basis.
The maximum Insurance Loan balance for any one church at any given time is $20,000.
X. SPECIAL PROVISIONS FOR SITE OR BUILDING PURCHASE
Title to the property shall be fee simple and entirely without any reversionary interests.
Soil testing must be done before the site is purchased in order to assure that the selected
site is suitable for building.
An environmental audit is required for sites which have been previously developed for
the purpose of identifying any potential toxic waste problems.
All properties must be protected by property insurance (full replacement value including
at least 25% over building limit for Debris Removal and Increased Cost of Construction
due to local ordinances or laws) plus liability insurance (at least 1 million per occurrence,
3 million aggregate) from date of purchase through Covenant Presbyterian Insurance
Corporation=s Master Policy insurance program, or equivalent thereof.
Page 11, Effective October, 2003
XI. SPECIAL PROVISIONS FOR CONSTRUCTION OR RENOVATION
All construction and renovation shall comply with all local building codes and zoning
regulations.
The church has a basic mission responsibility to comply with the Americans with
Disabilities Act (ADA) accessibility requirements. Emphasis in design and construction
must be given to handicapped access including but not limited to: 1) Ramp and Elevator
installations 2) Restroom modifications 3) Parking for the disabled 4) Curb cuts 5)
Illumination and sound system modifications.
As part of the church=s stewardship of the environment, care must be taken to protect the
planet. Buildings must be constructed and maintained with a concern for energy and
water conservation. Special care should be taken in the use of toxic materials and in the
disposal of asbestos or other toxic wastes. Landscaping should be designed to minimize
the use of water and chemicals.
Presbytery shall give assurance that a competent business procedure has been established
for the receiving and disbursing all constructions funds. Payment to contractors should
be made only as work has been inspected and approved by an architect, engineer, or
project manager who is independent of the contractor.
All contractors, architects and engineers must be Equal Employment Opportunity
employers.
All contractors must be licensed and bonded. All contractors must carry and provide
evidence of liability limits not less than 1 Million Dollars. The church shall be named as
additional insured on contractor=s liability policy. The contractor’s liability insurance
must be not be secondary to the church’s own insurance or require the church’s insurance
to contribute to claims payment. All contractors must also provide proof of worker=s
compensation insurance coverage.
All properties must be insured through the Covenant Presbyterian Insurance
Corporation=s (CPIC) Master Policy Program or an equivalent, with an endorsement for
Course of Construction5 insurance on the project. If insured with CPIC, a course of
construction questionnaire must be filed with Heffernan Group (CPIC=s broker, (800)
234-6787) prior to all new construction, and a small fee is charged.6
The architectural/engineering contract shall specify the maximum budget allocation
available for construction purposes, and shall state further that should bids received be
more than 10% higher than the budget allocation (20% for rehabilitation work), the
architect/engineer shall revise the contract documents without additional cost to the
church/Presbytery until an acceptable bid is received.
5
Course of Construction Insurance is property and liability coverage for the new building or renovation as it is
being built. Coverage excludes theft of materials that are not an integral part of the building, at the time of the loss.
6
Covenant Presbyterian Insurance Corporation=s insurance binder is an additional source of information about
church insurance coverage. Call (888) 413-2747 for a copy.
Page 12, Effective October, 2003
XII. FINANCIAL SECURITY
All loan proceeds must be used exclusively for their intended purpose as presented in the
financial plan of the application.
Every loan will be secured by a promissory note signed by two corporate officers of the
church, and two corporate officers of the Presbytery.
All James M. Muzzy loans, Mortgages over $25,000, and Lines of Credit over $200,000
will be secured by a Deed of Trust. All loans requiring a Deed of Trust will also require
basic Title Insurance, and must be approved by congregational vote.
No additional debt may be incurred which is not part of the original financial plan,
without the written permission of Synod.
All loans will become due and payable when a congregation sells any portion of any real
property on which a Synod loan has been made.
XIII. LOAN DELINQUENCY
Loan Accounts that are past due represent the single biggest risk to the Synod Loan
Service jeopardizing the loan service’s financial health, our relationship with the Synod’s
Bank and with our auditors, and our ability to fund new loans.
Congregation, Presbytery, and Synod approvals are done with the clear understanding that
no matter how urgent and worthy a need, a poorly performing loan jeopardizes the
Synod’s ability to fund all other loans, many of which will be just as urgent and worthy.
Therefore, all loan security provisions will be enforced, including requiring payments by
guarantors and foreclosures.
Strict enforcement of collection procedures is seen as a service to a church and its
Presbytery. Every attempt will be made to help a borrower identify and address any
financial problems before they are insurmountable, preventing further delinquencies that
may require more drastic action.
Page 13, Effective October, 2003
IXV. STEPS OF A CAPITAL PROJECT
As a summary and review of the information in this booklet, here is a sample checklist that will
help you bring your church’s project to reality:
Vision
o Gather Support from Congregation
o Decide Church’s Mission and how this Capital Project contributes
Financial Campaign
o Conduct a Financial Campaign
o Decide if you need help running your campaign – Church Financial
Campaign Services
o Other Organization Approved by Presbytery
Project Planning
o Research permits and requirements
o Obtain initial designs and cost projections
Apply for Financing
o Consult with Presbytery on compatibility of vision, financial strategies,
and permission to borrow
o Consult with Synod regarding affordability of project
o Determine cash requirements/availability
o Obtain completed Architectural Designs
o Obtain Preliminary bid/cost estimates
o Obtain Proof of Insurance
o Complete Loan Application
o Acquire Congregation Approval and Session Sign Off on Application
o Send ORIGINAL Loan Application to Presbytery, COPY to Synod Loan
Coordinator
Approval
o Provide missing Loan Application Information, as requested, by
Presbytery/Synod
o Obtain Presbytery Approval after Trustees Review
o Obtain Synod Approval
Documentation
o Obtain signed Construction Contract (Church)
o Obtain Performance Bond (Church)
o Fulfill contingencies required during approval process
o Ensure Presbytery is processing Promissory Note and Deed of Trust
o Pay Initiation Fee (from Invoice)
Page 14, Effective October, 2003
o Prepare Draw Authorization Letter
o Obtain Signatures on Promissory Note
o Obtain Signatures on Deed of Trust
o Insure Synod has received ORIGINAL Promissory Note and Deed of Trust
Funding
o Request loan draws through authorized party, in any increments by either
wire or check directly to church.
Servicing the Debt
o Review monthly Loan Statements and process for payment
o Communicate with Synod Loan Coordinator on progress of project
o Periodically update Financials with Synod as required
o Renew or Convert loan prior to expiration of term
XV. CONTACT INFORMATION
Rick Page, Loan Coordinator for the Synod of the Pacific, is ready and able to help you
bring your project to fruition. He can be contacted as follows:
E-Mail: rick@synodpacific.org
Web Site: synodpacific.org
Office Phone: (800) 754-0669 Extension 21
Office Fax: (707) 765-4467
Office Address: Synod of the Pacific
8 Fourth St.,
Petaluma, CA 94952-3004
Payment Address: Synod of the Pacific
Attn: Loans
P.O. Box 45565
San Francisco, CA 94145-0565
Page 15, Effective October, 2003
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